21100 State #72 · San Jacinto, CA 92383

$135,000

2 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 44 Days on market

Built 2002 $110/sqft · 80% above area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to your dream home! This stunning property boasts an array of features that cater to both luxury and convenience. Step into the master bedroom, adorned with plush carpeting and complemented by dual pain windows that flood the room with natural light. The spacious closets are perfect for your storage needs, and the mirrored sliding closet doors add a touch of elegance. Stay comfortable year-round with the included ceiling fan. The master bathroom is equally impressive, featuring easy-to-maintain vinyl floors, a relaxing soaking tub, and a convenient walk-in shower. His and hers sinks ensure everyone has their space, and the dual pain windows provide ample ventilation and sunlight. The second bedroom offers cozy carpeting and, like the master, features drywall finish, mirrored sliding closet doors, and a ceiling fan. The second bathroom boasts a modern walk-in shower, vinyl floors, and sleek drywall finish. One of the many highlights of this home is the kitchen that is a chef's delight, with vinyl floors, granite countertops, and an abundance of easy close cabinets for all your culinary gadgets. Dual pain windows brighten up the space, and recessed can lights add a touch of sophistication. The living room is a perfect gathering spot, complete with soft carpeting, dual pain windows, a ceiling fan, and a cozy fireplace, ideal for relaxing on chilly evenings. Need a quiet space to work or unwind? The den room provides a peaceful atmosphere, featuring plush carpeting, drywall finish, dual pain windows, and a ceiling fan and built in desk. But that's not all - this home comes with a whole house water softener, ensuring that your water is always pure and refreshing. Additionally, a large shed in the backyard is rockscaped with trees and low maintenance. The Front covered porch is the perfect spot to enjoy the sunsets and the view of the San Jacinto mountains. Then the screened in Arizona room provides room for your table and family gatherings. With its meticulously designed spaces, modern amenities, and thoughtful features, this home is the epitome of comfort and style. Don't miss the opportunity to make it yours!

Key facts

• Indoor laundry room
• Scenic lake
• Mountain views

Tags

• VERSATILE OFFICE SPACE
• INDOOR LAUNDRY ROOM
• MOUNTAIN VIEWS
• RESORT STYLE AMENITIES
• SCENIC LAKE
• WELCOMING CLUBHOUSE

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease: $855.33 (park-provided)
• HOA & community: Senior community; Association amenities include pool and spa; Park name: Country Lake; Community features: sidewalks, street lighting, dog park, biking, mountainous setting, lake, fishing, storm drains, gutters

Exterior

• Parking: Attached carport
• Utilities: 220V in workshop, kitchen, and laundry; Electricity on property; Public/district water; Public sewer (or sewer/septic unknown); Telephone available in street; Cable available; Electricity available
• Home design: Single-story home; Entry at front door; Entry level: 2; One-level living; Has a view
• Construction: Asphalt construction material; Mobile home dimensions: 24 ft wide by 52 ft long; Total stories: 1
• Exterior features: Covered, enclosed patio; In-ground pool (community, tiled, fenced); Shop and shed on property; Lawn; Close to clubhouse; Lot on lakefront with creek; Fishing access in community; Community spa

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Electric oven; Convection oven; Gas cooktop; Built-in range; Refrigerator; Dishwasher; Garbage disposal; Microwave; Water purifier; Water line to refrigerator; Water softener
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Soaking tub; Separate tub and walk-in shower; Double sinks; Bathtub; Vanity area; Shower
• Heating & cooling: Central heating (furnace); Central gas cooling
• Interior features: Ceiling fans; Stair climber; Built-in storage; Granite counters; Tile counters; Cathedral/vaulted ceilings; Double-pane windows; Custom window coverings; No interior steps (accessible); 2+ access exits; Grab bars in bathrooms; Disability accessible features; Spa (in-ground, community)
• Laundry & utility: Laundry room (inside); Individual laundry room; Washer included; Dryer included; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.8% in San Jacinto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $75,000
• List price: $135,000
• Delta: 80.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 State St #233	0.00mi	2/2.0	1,280 (+5%)	8mo	$45,000	$35	86
21100 State St #251	0.00mi	3/2.0 (+1)	1,248 (+2%)	7mo	$60,000	$48	86
21100 State St #324	0.00mi	2/2.0	1,196 (-2%)	14mo	$128,000	$107	85
21100 State St #132	0.00mi	2/2.0	1,248 (+2%)	18mo	$73,000	$58	82
21100 State St #330	0.25mi	3/2.0 (+1)	1,200 (-2%)	3mo	$52,000	$43	78
21100 State St Unit 217A	0.00mi	2/2.0	1,344 (+10%)	7mo	$65,000	$48	78
21100 State St #323	0.00mi	3/2.0 (+1)	1,248 (+2%)	20mo	$94,900	$76	75
21100 State St #237	0.00mi	2/2.0	1,152 (-6%)	18mo	$50,000	$43	75
21100 State St #16	0.00mi	3/2.0 (+1)	1,344 (+10%)	17mo	$70,000	$52	65
21100 State St #142	0.00mi	3/2.0 (+1)	1,058 (-14%)	14mo	$130,000	$123	61
21100 State St #66	0.25mi	2/2.0	1,400 (+14%)	6mo	$79,900	$57	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.46×
• Total profit: $55,040
• Equity at exit: $60,702

10-year hold

• IRR: 26.4%
• Equity multiple: 4.74×
• Total profit: $141,475
• Equity at exit: $93,549

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92383

• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$708
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $610

Break-even live

Break-even rent $1,023

Max offer price $135,000

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1397 Bushy Tail Trl San Jacinto, CA	2.0	2.0	937	$1,795	$1.92	43d	1	0.54mi
1344 Sierra Seneca Dr San Jacinto, CA	2.0	2.0	1100	$2,000	$1.82	5d	1	0.60mi
1318 Bushy Tail Trl San Jacinto, CA	2.0	2.0	1040	$1,750	$1.68	24d	1	0.62mi
1453 Prospect Dr #82 San Jacinto, CA	1.0	1.0	800	$1,495	$1.87	43d	1	0.63mi
1382 Western Dr San Jacinto, CA	1.0	1.0	700	$1,650	$2.36	43d	1	0.73mi
1311 Heritage Ranch Rd San Jacinto, CA	2.0	1.5	900	$1,750	$1.94	43d	1	0.78mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	3d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 44 DOM
2. 2026-06-17
   days on market $135,000 Active 43 DOM
3. 2026-06-16
   days on market $135,000 Active 42 DOM
4. 2026-06-15
   days on market $135,000 Active 41 DOM
5. 2026-06-13
   days on market $135,000 Active 39 DOM
6. 2026-06-13
   days on market $135,000 Active 38 DOM
7. 2026-06-09
   days on market $135,000 Active 35 DOM
8. 2026-06-08
   days on market $135,000 Active 34 DOM
9. 2026-06-07
   days on market $135,000 Active 33 DOM
10. 2026-06-04
    days on market $135,000 Active 30 DOM
11. 2026-06-03
    days on market $135,000 Active 29 DOM
12. 2026-06-02
    days on market $135,000 Active 28 DOM
13. 2026-06-01
    days on market $135,000 Active 27 DOM
14. 2026-05-31
    days on market $135,000 Active 26 DOM
15. 2026-05-05
    listed $135,000 Active 1200-char remark
16. 2023-11-03
    soldstatus $110,000 Closed Sale 2151-char remark

    Show marketing remark (2151 chars)

    Welcome to your dream home! This stunning property boasts an array of features that cater to both luxury and convenience. Step into the master bedroom, adorned with plush carpeting and complemented by dual pain windows that flood the room with natural light. The spacious closets are perfect for your storage needs, and the mirrored sliding closet doors add a touch of elegance. Stay comfortable year-round with the included ceiling fan. The master bathroom is equally impressive, featuring easy-to-maintain vinyl floors, a relaxing soaking tub, and a convenient walk-in shower. His and hers sinks ensure everyone has their space, and the dual pain windows provide ample ventilation and sunlight. The second bedroom offers cozy carpeting and, like the master, features drywall finish, mirrored sliding closet doors, and a ceiling fan. The second bathroom boasts a modern walk-in shower, vinyl floors, and sleek drywall finish. One of the many highlights of this home is the kitchen that is a chef's delight, with vinyl floors, granite countertops, and an abundance of easy close cabinets for all your culinary gadgets. Dual pain windows brighten up the space, and recessed can lights add a touch of sophistication. The living room is a perfect gathering spot, complete with soft carpeting, dual pain windows, a ceiling fan, and a cozy fireplace, ideal for relaxing on chilly evenings. Need a quiet space to work or unwind? The den room provides a peaceful atmosphere, featuring plush carpeting, drywall finish, dual pain windows, and a ceiling fan and built in desk. But that's not all - this home comes with a whole house water softener, ensuring that your water is always pure and refreshing. Additionally, a large shed in the backyard is rockscaped with trees and low maintenance. The Front covered porch is the perfect spot to enjoy the sunsets and the view of the San Jacinto mountains. Then the screened in Arizona room provides room for your table and family gatherings. With its meticulously designed spaces, modern amenities, and thoughtful features, this home is the epitome of comfort and style. Don't miss the opportunity to make it yours!

17. 2023-10-17
    status Pending Sale 2151-char remark

    Show marketing remark (2151 chars)

    Welcome to your dream home! This stunning property boasts an array of features that cater to both luxury and convenience. Step into the master bedroom, adorned with plush carpeting and complemented by dual pain windows that flood the room with natural light. The spacious closets are perfect for your storage needs, and the mirrored sliding closet doors add a touch of elegance. Stay comfortable year-round with the included ceiling fan. The master bathroom is equally impressive, featuring easy-to-maintain vinyl floors, a relaxing soaking tub, and a convenient walk-in shower. His and hers sinks ensure everyone has their space, and the dual pain windows provide ample ventilation and sunlight. The second bedroom offers cozy carpeting and, like the master, features drywall finish, mirrored sliding closet doors, and a ceiling fan. The second bathroom boasts a modern walk-in shower, vinyl floors, and sleek drywall finish. One of the many highlights of this home is the kitchen that is a chef's delight, with vinyl floors, granite countertops, and an abundance of easy close cabinets for all your culinary gadgets. Dual pain windows brighten up the space, and recessed can lights add a touch of sophistication. The living room is a perfect gathering spot, complete with soft carpeting, dual pain windows, a ceiling fan, and a cozy fireplace, ideal for relaxing on chilly evenings. Need a quiet space to work or unwind? The den room provides a peaceful atmosphere, featuring plush carpeting, drywall finish, dual pain windows, and a ceiling fan and built in desk. But that's not all - this home comes with a whole house water softener, ensuring that your water is always pure and refreshing. Additionally, a large shed in the backyard is rockscaped with trees and low maintenance. The Front covered porch is the perfect spot to enjoy the sunsets and the view of the San Jacinto mountains. Then the screened in Arizona room provides room for your table and family gatherings. With its meticulously designed spaces, modern amenities, and thoughtful features, this home is the epitome of comfort and style. Don't miss the opportunity to make it yours!

18. 2023-10-05
    listed $117,000 Active 2151-char remark

    Show marketing remark (2151 chars)

    Welcome to your dream home! This stunning property boasts an array of features that cater to both luxury and convenience. Step into the master bedroom, adorned with plush carpeting and complemented by dual pain windows that flood the room with natural light. The spacious closets are perfect for your storage needs, and the mirrored sliding closet doors add a touch of elegance. Stay comfortable year-round with the included ceiling fan. The master bathroom is equally impressive, featuring easy-to-maintain vinyl floors, a relaxing soaking tub, and a convenient walk-in shower. His and hers sinks ensure everyone has their space, and the dual pain windows provide ample ventilation and sunlight. The second bedroom offers cozy carpeting and, like the master, features drywall finish, mirrored sliding closet doors, and a ceiling fan. The second bathroom boasts a modern walk-in shower, vinyl floors, and sleek drywall finish. One of the many highlights of this home is the kitchen that is a chef's delight, with vinyl floors, granite countertops, and an abundance of easy close cabinets for all your culinary gadgets. Dual pain windows brighten up the space, and recessed can lights add a touch of sophistication. The living room is a perfect gathering spot, complete with soft carpeting, dual pain windows, a ceiling fan, and a cozy fireplace, ideal for relaxing on chilly evenings. Need a quiet space to work or unwind? The den room provides a peaceful atmosphere, featuring plush carpeting, drywall finish, dual pain windows, and a ceiling fan and built in desk. But that's not all - this home comes with a whole house water softener, ensuring that your water is always pure and refreshing. Additionally, a large shed in the backyard is rockscaped with trees and low maintenance. The Front covered porch is the perfect spot to enjoy the sunsets and the view of the San Jacinto mountains. Then the screened in Arizona room provides room for your table and family gatherings. With its meticulously designed spaces, modern amenities, and thoughtful features, this home is the epitome of comfort and style. Don't miss the opportunity to make it yours!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $527 · $44/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$499/yr (+$42/mo · 94.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 8 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,535
• − Mortgage interest: −$7,562
• − Property taxes: −$527
• − Insurance: −$675
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,927
• Taxable income: $5,398
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $6,020/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment D+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+15.4% since first listed

4 events — show timeline

• 2026-05-05 Listed $135,000 CRMLS
• 2023-11-03 Sold (MLS) $110,000 CRMLS
• 2023-10-17 Pending — CRMLS
• 2023-10-05 Listed $117,000 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $527 · +3.4% YoY. Source: county tax records.